Do you do background check and credit check also?

If so then you may be able to get 90% loan to cost depending on experience, credit score, loan amount etc...

My credit score is around 750, and I got pre-approved for 330K at 4.5% back in May.

You can also have your prospective tenants pay for Credit/background checks via Cozy, as well.

i would go with former tenant, however I would still have them do a credit/background check (at their expense using something like SmartMove). 

Ideally you want to get to the point with your buy and hold operation where you have enough surplus cash flow coming in each month where you can cover a line of credit for your properties.

I'm seeing that a lot of banks and credit unions require minimum 6 months seasoning before cash out/refi. 

If you are not selecting them because of credit reasons you must formally notify them in writing of the reason and also the credit reporting agency that you used. 

some credit unions will do 100%, but at a high enough rate to cover their exposure. how did fha close it with a bad roof?

I have the S-corp established with a bank acct & a credit line that I would use to help with any expenses if necessary but I don't know if I can pay for anything thru the business if it not owned by the business.